New Zimbabwe law sparks fears of job losses

A new government regulation amending the Architects Act is expected to trigger widespread job losses among unregistered plan drafters and significantly increase the cost of building plans, according to a Bulawayo City Council (BCC) report.

The promulgation of Statutory Instrument (SI) 56 of 2025, which amends the Architects Act, has raised alarm within council over its potential impact on livelihoods, housing delivery and urban development.

In a report presented to councillors, BCC director of housing and community services Dictor Khumalo said the local authority had received formal communication from the Architectural Council of Zimbabwe outlining the implications of the new law.

One of the most significant changes introduced by the amendment is the removal of a long-standing exemption in the original Act.

"Previously, drawing plans for private residential dwellings and other developments with a floor area of less than 400 square metres was exempted," the report noted. "The amendment now requires that all building plans submitted to council must be prepared by registered draftspersons or architects."

The SI introduces categories of registered professionals and clearly defines their scope of practice based on the size of a project. However, council warned that the changes could have severe socio-economic consequences.

"The amendment will impact negatively on livelihoods," the report stated. "It eliminates individuals who have been drawing plans for years and making a living through this activity, but who do not meet the institute's registration requirements."

The regulation also bars developers with personal drafting skills from producing plans for their own homes unless they are registered professionals.

BCC further warned that the amendment is likely to drive up the cost of producing building plans, as professional fees are charged as a percentage of a project's estimated value — ranging from about 12 percent for small developments to around 6 percent for larger ones.

"The cost escalation would most likely result in an upsurge of unapproved developments, as some developers may attempt to circumvent the costs," the report cautioned.

The issue sparked heated debate in council chambers, with most councillors expressing serious concern about the implications of the new policy.

Councillor Melisa Mabeza said she did not support the recommendations contained in the report, while Councillor Ashton Mhlanga pointed to the high volume of construction currently taking place in the city and argued that residents needed practical assistance.

He called for an expansion of "over-the-counter" pre-drawn house plans and a faster plan approval process.

Councillors Nkosilathi Hove Mpofu and Shepherd Sithole focused on the prohibitive costs introduced by the regulation. Hove Mpofu suggested that council could employ architects to provide subsidised drafting services, while Sithole proposed engaging Members of Parliament to lobby central government for a review of the policy. Councillor Felix Madzana supported that approach.

Councillor Roy Sekete suggested a workaround to protect unregistered draftspersons by allowing them to submit plans through registered architects, with council establishing a help desk to facilitate the process.

Councillor Donaldson Mabuto warned that residents were likely to blame council for the increased costs, adding that the regulation was "not investor-friendly".

Offering a different perspective, Councillor Mxolisi Mahlangu said the changes could be viewed as a new revenue opportunity, proposing that council establish its own drafting desk.

Responding to questions, Khumalo confirmed that BCC already sells standard "over-the-counter" house plans — BB3, BB5 and BB7 — although a custom site plan is still required for each development. He said the average plan approval period is about three weeks.

Mayor David Coltart said the policy was likely aimed at reducing substandard plans and protecting professional standards.

"Council should consider employing more architects to assist residents," he said, adding that the city should review its budget to accommodate such recruitment.

Town clerk Christopher Dube, however, said council had limited room to manoeuvre.

"This is a new central government policy and not much can be done," he said. "Local authorities are supposed to adhere to the policy regulation."

BCC is expected to publish a public notice informing developers and residents that full compliance with the amended Architects Act will take effect from November 1, 2025.